I like a project. If I don’t have a project, I get snippy and bored, which in turn irritates everyone around me. So, during a routine visit to Homebase on Saturday, I blithely suggested to Lee (as we bemoaned the lack of space in our house) that we could convert the garage. To my utter shock, he agreed without even skipping a beat! Now, we have never done anything like this before (the longest we have ever owned a house before this one was 3 years) so it’s completely foreign territory to us. We have talked through some ideas, drawn plans on scraps of paper (well, mine were on scraps, Lee’s were scale drawings on graph paper) and already know the colour scheme (that one might be just me)… but we have yet to get any estimates, or find a builder.
The plan is:
Knock down the wall between kitchen and dining room
Move kitchen/garage wall back about 3 feet
Relocate downstairs loo
Convert garage into a usable living space (kids playroom/guest bedroom), replacing garage door with window etc
If all goes according to plan we should go from this:
to this:
So, my plea to you is to help me work out how we know who to employ? If any of you have converted a garage before, can you give me an inkling as to how much we should expect to pay? Obviously we’d need a new kitchen fitted, but would keep some of the same appliances (washing machine and dishwasher) but have them rehoused, and keep the same cloakroom furniture too.
All tips would be greatly appreciated!
It’s all a bit scary really… eek!
I guess I would say this as my Dad is an architect & my brother does building work but if I was you Id get an experts advice re moving walls and stuff. Good place to start is ask your local council for recommended architects etc.
If you get a builder to do the work, recommendation is good but whatever you do, go and actually look at work they have done & check that previous clients are happy. Agree the work in writing & the price too so its clear on both sides & only pay by cheque when the job is done or a payment half way followed by balance on completion – this should also be agreed before start and in writing.
You also need to know whether you require planning permission or if just building regulations. Another reason to consult an expert who is used to dealing with the planning dept at your local council.
Look forward to pics along the way & when its all done – good luck!!
Thanks Mel. Can a builder not tell re moving walls then? I don’t think any of the ones we want to move are load bearing (based on my highly scientific test of banging on them to see if they sound hollow). I am going to try to get some people round for estimates towards the end of the week, so we will find out if we can even afford it! (Really hope so)
Hi Claire.
Sounds like a good plan. We’re doing the same, converting our garage, moving our kitchen, living room and a bedroom, rejigging all the plumbing including waste from one side of the house to another. We are doing most of it ourselves though. As we’re in a conservation area we are having to get plans drawn for the outside alterations (getting a flue for a woodburner, moving a garden wall for parking, replacing windows, installing french doors, redesigning the porch). Because it’s a conservation area we are using an architect to do the planning application and porch design. We’ve had detailed internal and external drawings done by local surveyors (£600) the architect will use these to base his drawings on £100perhour. These will be submitted to planning and conservation – I think about £500. If you’re up for doing the work yourselves Youtube has been genius for teaching us how to build a stud wall etc! We’ve fitted kitchens, done plumbing and plastering before on previous houses. This time we’ll defo get a plasterer in for the skimming as they’re so much quicker. We can’t afford to do it all in one go so will be moving rooms/walls/plumbing and electrics as we find the cash and time. You’ll need a decent surveyor to do any calculations for steels – if you’re removing load bearing walls (check if the floor joists above go at right angles to the wall you are removing as a rough guide). I will try and remember who we used, someone near the Cathedral in Carlisle. If you know what you want you probably don’t need an architect but again I can give you the name of the guy we got out for advice. I rang the council and emailed pics of our works to check we didn’t need planning on our Carlisle house. You shouldn’t as you’re only changing the inside. Worth a quick call to them to keep them informed. If you do the work yourselves you’ll need building regs to sign it off unless you use self certifying tradesmen. I’ve got contact numbers for some people, assuming they haven’t retired since we left the north!
do shout if I can help. jess
Wow, Jess, that’s all so helpful, thank you. Sounds like yours are on a somewhat grander scale than ours… I have no idea how you have the time or energy!
Good luck with yours, and I’ll be in touch if I need any numbers (or get Leo to pass them to Lee) x